4767 Kiska Rd · North Port, FL 34288

$214,500

3 bd · 2.0 ba · 1,214 sqft · SingleFamily public records · 28 Days on market

Built 2004 10,000 sqft lot

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Located at North Port, this 3 bed 2 bath single-family home features 1,214 sq ft of living space and a 2-car garage. Built in 2004, the property offers fantastic curb appeal and a brand-new roof that is only 3 years old. Now completely vacant and cleared of all personal belongings, this home presents a blank canvas with incredible equity potential for your next investment portfolio addition or flip project. Solid bones, well, and septic are on site. Being sold as-is bring your creative design vision and maximize this property's true market potential.

Key facts

• Solid bones
• Well and septic
• Brand new roof

Tags

• BRAND NEW ROOF
• SOLID BONES
• WELL AND SEPTIC

Property features AI

Finance

• Other: Lot about 0.23 acres (0 to less than 1/4 acre)

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Well water; Septic sewer; Public utilities available
• Home design: Single-family residence; One story; Faces east
• Construction: Vinyl siding; Shingle roof; Other foundation details; Built as residential (single family)
• Exterior features: Dog run; Other exterior features

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Built-in features
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $-49 ($-590/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (12.8% below list).
• Recommended offer: $187k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% in North Port — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#252 in FL, #3,975 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Sarasota (urban): math 63% / reading 63% proficiency, ranked #7 of 73 in FL (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-5.4%/yr); 1397 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 7,466 units permitted in Sarasota County in 2024 (2,138 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Sarasota County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,995 (12.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.28×
• Total profit: $-43,313
• Equity at exit: $31,983

10-year hold

• IRR: -24.7%
• Equity multiple: -0.04×
• Total profit: $-62,700
• Equity at exit: $18,546

Cash invested: $60,060 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34288

• Home prices YoY: -12.2%
• Rents YoY: -5.4%
• Active inventory: 1397
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,870 medium
• Mortgage (P&I): −$1,125
• Tax from tax record: −$312 /mo · $3,746/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-49

Break-even live

Break-even rent $1,932

Max offer price $205,819

Occupancy floor 98%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $53,625
• Closing costs: $6,435
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18118 Sullivan Ave Port Charlotte, FL	4.0	2.0	1481	$1,860	$1.26	20d	1	1.23mi

Listing history 15 events

1. 2026-06-15
   days on market $214,500 Active 28 DOM
2. 2026-06-13
   days on market $214,500 Active 26 DOM
3. 2026-06-13
   days on market $214,500 Active 25 DOM
4. 2026-06-10
   days on market $214,500 Active 23 DOM
5. 2026-06-09
   days on market $214,500 Active 22 DOM
6. 2026-06-08
   days on market $214,500 Active 21 DOM
7. 2026-06-08
   days on market $214,500 Active 20 DOM
8. 2026-06-05
   days on market $214,500 Active 17 DOM
9. 2026-06-03
   days on market $214,500 Active 16 DOM
10. 2026-06-02
    days on market $214,500 Active 15 DOM
11. 2026-06-01
    days on market $214,500 Active 14 DOM
12. 2026-05-31
    days on market $214,500 Active 13 DOM
13. 2026-05-18
    listed $214,500 Active
14. 2012-02-13
    historical
15. 2011-09-22
    listed $100,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,746 · $312/mo
• Projected year-2 tax: $3,746 · $312/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,439
• − Mortgage interest: −$12,015
• − Property taxes: −$3,746
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$6,240
• Taxable loss: −$4,225
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $424/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sarasota
• NCES district ID: 1201680
• Math proficiency: 63% ▼ -8.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $51,167
• Composite: 53.68/100
• National rank: #1428
• State rank: #7 of 73 in FL

Livability — North Port

• Score: 75/100
• State rank: #252
• US rank: #3975

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment B+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Port, FL
• County: Sarasota County · 448,376 people
• City population: 75,324
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 18,231
• Household income: $84,211
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 177.0

Population outlook (Sarasota County) Hauer SSP2

• Today (2025): 452,380 people
• By 2030: 474,175 · +4.8%
• By 2040: 511,577 · +13.1%
• By 2050: 541,467 · +19.7%
• By 2075: 604,947 · +33.7%
• By 2100: 621,965 · +37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Two or more races 9% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Cuban 3%
• Common ancestry: Romanian 7% Lithuanian 4% Hispanic 3%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 6% French/Haitian/Cajun 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Sarasota

• 2024 margin: R (+18.2) · D 40.5% · R 58.7%
• 2008→2024 swing: -18.1pp toward R · 2008: -0.1pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+10.4 2016: R+11.6 2012: R+7.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.39%
• Current HPI: 248.3322
• Rent YoY: ▼ -5.40%
• Metro: North Port-Sarasota-Bradenton, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+112.6% since first listed

3 events — show timeline

• 2026-05-18 Listed $214,500 Stellar MLS as Distributed by MLS Grid
• 2012-02-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2011-09-22 Listed $100,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $3,746 · +1.9% YoY. Source: county tax records.